If you examine listings on the market in Harlem, you see a price difference between a 4 family and a 2 family.  Why is that?

One reason is that the buyer for a 2 family is typically look at the purchase to gain more space and perhaps live on 3 floors and rent the garden level apartment. In a 4 family, the most common layout is a floor thru and that might be a 1 or 2 bedroom which is not going to address the space needs of a primary residence buyer. It is going to be an interesting offering for an investor or someone who wants to buy instead of renting. But these are not need based buyers so they will shop for a better price.

Another reason is that a 4 family may have been converted from SRO or some other use and the historic details that make a Harlem townhouse so appealing may not be present. Certainly, that is not always the case but many times it is. For example, I evaluated a solid 4 family townhouse in Hamilton Heights for an owner and it was 4 well maintained 1 bedrooms with a value of around $2 million more or less. A similar 2 family home in the same area that has many original details in place but in inferior condition is asking $2.3 million, or 15% more.

The Author-  Brian Silvestry , a licensed real estate broker, has been selling residential and commercial real estate since 1999. He has sold in every neighborhood from Battery Park City to Washington Heights.